Would love to get some feedback from locals or current investors. 

Acquired the property with cash (to compete with all-cash buyers at the time) and then refinanced 2-3 months post-close How did you add value to the deal?

If the R2O buyer gives notice on their current place and your deal falls through at the last minute, those tenants would be scrambling to look for a place to live.

The other thing to do is find a lender to partner with.

I've got some things to put into place before this is final, but I think it's going to work.

Do you believe self-showings, where there is little to no human contact, (to build value in your unit or the PM company), until a tenant has paid an application fee, a race to the bottom on your rent rate?  

Start systematically reaching out to these businesses to let them know you are a buyer and give them your criteria.  

How did you add value to the deal?

Could I fund the purchase using a bridge loan with the assumption to sell my existing home ($1.5M)? 

First there is no reason to buy a Townhouse "all cash" instead put 40% down and reap the benefits of an extrenly low rate, No PMI and the option to escrow.